My husband and I are only a couple days away from an exchange on a flat in Westcombe Park and my mum and dad have transferred the exchange deposit to my solicitor. I am now advised that as the deposit has not arrived from me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
Your lawyer is obliged to clarify with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
I need some expedited conveyancing in Westcombe Park as I am under a deadline to exchange contracts in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at liberty not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Westcombe Park the following are instances of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I have recentlybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Westcombe Park for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Westcombe Park conveyancing specialists.
I am looking for a ground for flat up to £235,500 and identified one close by in Westcombe Park I like with open areas and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Westcombe Park in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My husband and I may need to sub-let our Westcombe Park basement flat temporarily due to a career opportunity. We instructed a Westcombe Park conveyancing practice in 2004 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Westcombe Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Westcombe Park. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Westcombe Park conveyancing firm who can help.
An example of a Lease Extension case for a Westcombe Park residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The unexpired lease term was 72 years.
Should one as executor remove a departed person's name from the title deeds for a house in Westcombe Park?
Where a Westcombe Park property is jointly owned and one of the proprietors dies, their name will not automatically be removed from the Land Registry title. You are not required to remove their name as in the event of a disposal you would just need to supply proof why the joint proprietor is missing from the conveyance, such as a grant of probate.
With the aim of making things simpler for the sale of the property you may apply to have the deceased party removed from the title entries by submitting an application to HM Land Registry with proof of the death. There is no land registry fee payable.